HomeMy WebLinkAbout2018-01-17; Planning Commission; ; AMEND 2017-0016/AMEND 2017-0015 (DEV2016-0031) – TOWN HOUSE
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: October 26, 2017
P.C. AGENDA OF: January 17, 2018 Project Planner: Greg Fisher
Project Engineer: Kyrenne Chua
SUBJECT: AMEND 2017-0016/AMEND 2017-0015 (DEV2016-0031) – TOWN HOUSE – Request for
approval of a Tentative Tract Map Amendment and Major Review Permit Amendment to
modify a previously-approved four-story mixed use building to replace four (4) residential
condominiums with four (4) additional professional office condominiums and to combine
the second and third floors into one floor. The total number of proposed professional
office condominiums would be increased from one (1) to five (5), while the total number
of proposed residential condominiums would decrease from seven (7) to three (3). The
0.22-acre project site is addressed as 2677 State Street in Land Use District 4 of the Village
Review (VR) Zone and Local Facilities Management Zone 1. The City Planner has
determined that this project belongs to a class of projects that the State Secretary for
Resources has found do not have a significant impact on the environment, and is
therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to section 15332 (In-fill Development Projects) of the
State CEQA guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7285 APPROVING Tentative
Tract Map Amendment AMEND 2017-0016 and Major Village Review Permit AMEND 2017-0015 based on
the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting:
The subject 0.22-acre site is generally located on the west side of State Street, just north of Beech Avenue.
More specifically, the property is addressed as 2677 State Street. The project site is located within Land
Use District 4 – Residential Support Area of the Village Master Plan and is located outside of the Coastal
Zone. Topographically, the site is relatively flat and is currently developed with a one-story commercial
building that was most recently occupied by Johnson’s Auto Body and Repair. The existing building will
be demolished in order to accommodate the proposed mixed-use building.
Table 1 below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
3
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TABLE 1 – SURROUNDING LAND USES
Location General Plan Designation Zoning Current Land Use
Site Village (V) Village Review, Land Use District 4 Vacant auto repair shop
North Village (V) Village Review, Land Use District 4 Multi-Family Residential
South Village (V) Village Review, Land Use District 4 Multi-Family Residential
East Village (V) Village Review, Land Use District 4 Commercial
West Transportation Corridor
(TC)
Transportation Corridor (T-C) North County Transit
District parking lot
Background:
May 17, 2017, Planning Commission Resolution No. 7244
Planning Commission recommended approval of a Tentative Tract Map CT 2016-0002 and Major Review
Permit RP 2016-0001 to demolish an existing auto repair shop building and construct a 21,535 square foot
(sq. ft.), four-story, 45-foot-tall, mixed-use building. The project consists of 1,622 sq. ft. of ground floor
sq. ft. professional office and seven (7) residential units: three (3) residential units on the second floor,
and two (2) residential units located on each of the third and fourth floors. The project also included a
request to purchase two (2) in-lieu parking fees and the construction of an enclosed, at-grade parking
garage with 14 parking spaces proposed to be accessed from the State Street public alley.
July 11, 2017, City Council Resolution No. 2017-137
City Council approved Tentative Tract Map CT 2016-0002 and Major Review Permit RP 2016-0001 for the
mixed use project.
July 11, 2017, City Council Resolution No. 2017-138
City Council approved the request to purchase two (2) in-lieu parking spaces.
August 8, 2017
Application submitted to amend CT 2016-0002 and RP 2016-0001. Pursuant to the Section 21.54.125 of
the Carlsbad Municipal Code (CMC), the Planning Commission is the final decision-making authority for
the subject amendments to the Tentative Tract Map and Review Permit.
Project Proposal:
The proposed project entails a request to amend the Tentative Tract Map and Major Review Permit to
replace four of the five residential condominiums located on the second and third floors of the four-story
mixed-use building with four (4) additional professional office condominiums, bringing the total number
of professional office condominiums to five (5). The remaining fifth residential condominium will be
relocated to the first floor and will be a Live/Work Studio. The two residential units originally on the fourth
floor will remain on the third or top floor. The four (4) additional office condominiums will be located on
one tall floor (second floor) as the second and third floors are being combined. The new building will
maintain its 45 foot building height, but will now have a total of three stories. The applicant has indicated
that the project is providing more professional office space as there is a demand for professional office
space in the Village.
The proposed residential density of the project, calculated at fifty percent of the developable area or 27.3
dwelling units per acre, is just below the minimum density of 28 dwelling units per acre allowed pursuant
to the Village Master Plan. However, unit yields rounded-down pursuant to Section 21.53.230 (Residential
Density Calculations) of the CMC that result in a density below the minimum density of the applicable land
use designation shall be considered consistent with the General Plan. Overall, the proposed footprint of
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the building remains relatively the same with only a minor change to the front of the building. Table 2
below provides a unit summary outlining the size and unit type proposed on each of the three floors.
TABLE 2 – UNIT SUMMARY
Floor Level No. of Units No. of Bedrooms/Bathrooms Size
1 2 One, 1 bed/1 bath Live-Work Residential
One Professional Office Unit
828 sq. ft.
781 sq. ft.
2 4 Four Professional Office Units 1,211 sq. ft. to 1,669 sq. ft.
3 2 Two, 2 bed/2 ½ bath 2,117 sq. ft. to 2,655 sq. ft.
As discussed above, the original project included approval for the purchase of two (2) in-lieu parking fees
through the Village Parking In-Lieu Fee Program. Although there is a change in use to reduce the number
of residential units from seven to three, and to increase the number of professional office units from one
to five units, the number of required parking spaces will not change so the number of requested in-lieu
parking fees is not being modified.
The proposal to construct only three residential condominiums instead of seven no longer requires the
construction of one on-site affordable housing unit or the purchase of one housing credit as previously
approved. The project has now been conditioned to pay an affordable housing in-lieu fee per market rate
unit.
With exception to some exterior changes that enhance the project design, the contemporary architectural
theme of the proposed 45-foot-tall mixed use building remains largely the same when compared to what
was originally reviewed by the Planning Commission and approved by the City Council.
To address the proposed change in use from mostly residential condominiums (7) and one office unit to
a mix of both residential condominiums (3) and professional office condominiums (5), the elimination of
a story by combining the second and third floors, and the addition of a quasi-residential unit (live/work
studio) located on the first floor, the applicant has made the following changes to the interior and exterior
of the building:
• Addition in the amount of glazing (glass) in the building which creates a more transparent, visually
lighter structure;
• Materials have become more “crafty” and “beachy” than the original version of Town House. In
addition, the current version employs ‘shou sugi ban’ style wood and board formed concrete to
complement a more modern aesthetic;
• Dramatic roof eaves, exposed roof rafters and clerestory windows have been added that express
a mid-century modern aesthetic;
• The second and third stories from the original project were combined to create a dramatic, loft-
style second floor office space in the proposed design; and
• The project’s main form is comprised of exposed columns and beams, which creates the
transparency previously mentioned. The intermediate spaces created by the post and beams
contain exposed wood paneling and glazing. This rhythm of spacing and vertical articulation
provides a heightened sense of volume and openness that was not present in the previous Town
House version.
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III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (V-R) Zone (C.M.C. Chapter 21.35), Land Use District 4 – Residential Support Area
(Village Master Plan and Design Manual);
C. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85);
D. Subdivision Ordinance (C.M.C. Title 20); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Plan Zone
1.
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
and policies is discussed in the sections below.
A. Village (V) General Plan Land Use Designation
The subject property, comprising one legal parcel, has a General Plan Land Use designation of Village (V).
As discussed in the Village Master Plan, properties within the Village Area do not have an assigned
residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and
maximum densities for residential development are established in the Village Master Plan. Tables 3 and
4 below identifies the permissible density range and yield for the proposed project located within Land
Use District 4.
TABLE 3 – PROJECT DENSITY
Gross Acres Net Acres Allowable Density Range DUs Proposed and Project Density
0.22 0.22 28-35 du/ac *3 units/0.11 ac = 27.3 du/ac
TABLE 4 – PROJECT YIELD
Gross Acres Net Acres Min/Max Dwelling Units per
Village Master Plan
Proposed
Yield
0.22 0.22
*Minimum units based on 50% of the developable area:
0.22 x 0.50 = 0.11 acres
0.11 acres x 28 du/ac = 3.1 units
(Pursuant to Table A of CMC Section 21.53.120, a unit yield which
results in a fractional unit below 0.5 may be rounded down)
Maximum units:
0.22 acres x 35 du/ac = 7.7 units
3-7 dwelling units = allowable range
Three (3)
dwelling units
As identified above, the project’s density of 27.3 dwelling units per acre fall slightly below the minimum
density of 28 dwelling units per acre. However, unit yields rounded-down pursuant to Section 21.53.230
(Residential Density Calculations) of the Carlsbad Municipal Code that result in a density below the
minimum density of the applicable land use designation shall be considered consistent with the General
Plan and therefore Land Use District 4 of the Village Master Plan.
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Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has
not been established for residential development in the Village, so all residential units approved in the
Village must be withdrawn from the city’s Excess Dwelling Unit Bank (EDUB). The city’s EDUB is
implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for
an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant
to C.M.C. Section 21.85.050. As discussed in Section C below, because less than seven (7) units are
proposed, the inclusionary requirements may be satisfied through the payment to the city of an in-lieu
fee.
In approving a request for an allocation of excess dwelling units, the project shall meet the findings
identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be
compatible with adjacent land uses and applicable provisions of the General Plan and other applicable
planning documents. As discussed in the attached Planning Commission Resolution No. 7285, the
proposed project meets these findings which are summarized below:
• The project is consistent with the adjacent mix of residential and commercial land uses and
anticipated uses in that Land Use District 4 of the Village Master Plan is intended to provide for a
gradual transition in this district to a mix of higher quality commercial and residential uses which
will provide positive support for the District 1 Village Center and reinforce the Village area north
of Beech Street as a quality residential neighborhood.
• The Village Master Plan and Design Manual designates District 4 with a residential density range
of 28 to 35 dwelling units per acre. The Village Master Plan implements the Village (V) General
Plan Land Use designation. Based on a net acreage of 0.22 acres for the site, the resulting
minimum unit yield is 3.1 dwelling units and maximum yield is 7.7 units, or 7 units rounded. The
proposal for three residential units falls within the allowable range (three to seven units) for the
dwelling unit yield.
As the proposed amendment project only requires approval from Planning Commission, the Planning
Commission is the final decision-making authority for the allocation from the EDUB.
The following Table 5 below describes how the proposed project is consistent with the various elements
of the Carlsbad General Plan.
TABLE 5 – GENERAL PLAN COMPLIANCE
ELEMENT GOAL/POLICY COMPLIANCE WITH GOAL/POLICY
Land Use Goal 2-G.29
Maintain the Village as a center for
residents and visitors with commercial,
residential, dining, civic, cultural, and
entertainment activities.
Goal 2-G.30
Develop a distinct identity for the Village by
encouraging a variety of uses and activities,
such as a mix of residential, commercial
office, restaurants and specialty retail
shops, which traditionally locate in a
pedestrian–oriented downtown area and
The amended project still provides a mix of
residential and commercial/office uses at
an appropriate location within the Village
(Residential Support Area Land Use District
No. 4). The mixed use building with five
professional office condominiums and
three residential condominiums (includes
one Live/Work Studio) is consistent with
the goals and policies for the Village, as
outlined within the General Plan, because
it provides a mix of multi-family residential
and commercial uses in an appropriate
location (Land Use District 4 – Residential
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ELEMENT GOAL/POLICY COMPLIANCE WITH GOAL/POLICY
attract visitors and residents from across
the community by creating a lively,
interesting social environment.
Policy 2-P.70
Seek an increased presence of both
residents and activity in the Village with
new development, particularly residential,
including residential as part of a mixed-use
development, as well as commercial,
entertainment and cultural uses that serve
both residents and visitors.
Support Area) within the Village. This in
turn serves to enhance and maintain the
area with a mix of higher quality
commercial and residential uses which will
support the Village center. It also increases
the number of and improves the condition
and appearance of housing units within the
Village. By providing more residential and
commercial opportunities, the project
helps to create a lively, interesting social
environment by encouraging and
increasing the opportunity for 24-hour life
in the Village, which provides the necessary
customer base to attract complementary
uses. The project reinforces the
pedestrian-orientation desired for the
downtown area by providing the new
residents an opportunity to walk to
shopping, recreation, and mass transit
functions. The project’s proximity to mass
transit will help to further the goal of
providing new economic development near
transportation corridors. Furthermore, the
project will provide a strong street
presence with extensive architectural relief
and visually subordinate parking. Overall,
the new residential and professional office
condominium units will enhance the Village
as a place for living and working.
Housing Goal 10-P.15
Pursuant to the Inclusionary Housing
Ordinance, require affordability for lower
income households of a minimum of 15
percent of all residential ownership and
qualifying rental projects.
As less than seven (7) units are proposed,
the inclusionary requirements may be
satisfied through the payment to the city of
an in-lieu fee. The project has been
accordingly conditioned to require the
payment of the applicable housing in-lieu
fee for three units prior to the issuance of a
building permit.
Mobility Goal 3-G.1
Keep Carlsbad moving with livable streets
that provide a safe, balanced, cost-
effective, multi-modal transportation
system (vehicles, pedestrians, bikes,
transit), accommodating the mobility needs
of all community members, including
children the elderly and the disabled.
Goal 3-G.3
The amended project will have a net gain
of 125 average daily trips (ADTs); the net
gain factors into account the demolition of
the existing auto body and repair shop.
The project is consistent with the city’s
Growth Management Plan. In addition, the
applicant will be required to pay traffic
impact fees prior to issuance of a building
permit that will go towards future road
improvements.
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ELEMENT GOAL/POLICY COMPLIANCE WITH GOAL/POLICY
Provide inviting streetscapes that
encourage walking and promote livable
streets.
Policy 3-P.5
Require developers to construct or pay
their fair share toward improvements for
all travel modes consistent with the
Mobility Element, the Growth Management
Plan, and specific impacts associated with
their development.
The project site is located approximately
250 yards from the train/Coaster station
which provides service throughout the day.
The project’s close proximity to the transit
stop will provide residents and office
tenants with the opportunity to commute
to and from the site, thereby reducing
vehicle miles traveled (VMTs) and the
carbon footprint. Further, the mixed-use
project supports walkability and mobility
by locating the project near existing goods
and services.
Public
Safety
Policy 6-P.6
Enforce the requirements of Titles 18, 20,
and 21 pertaining to drainage and flood
control when reviewing applications for
building permits and subdivisions.
Policy 6-P.34
Enforce the Uniform Building and Fire
codes, adopted by the city, to provide fire
protection standards for all existing and
proposed structures.
Policy 6-P.39
Ensure all new development complies with
all applicable regulations regarding the
provision of public utilities and facilities.
The proposed structural improvements are
required to be designed in conformance
with all seismic design standards. In
addition, the proposed project is consistent
with all of the applicable fire safety
requirements.
Further, the project has been conditioned
to develop and implement a program of
“best management practices” for the
elimination and reduction of pollutants
which enter into and/or are transported
within storm drainage facilities.
Noise Goal 5-G.2
Ensure that new development is
compatible with the noise environment, by
continuing to use potential noise exposure
as a criterion in land use planning.
Policy 5.P.2
Require a noise study analysis be
conducted for all discretionary
development proposals located where
projected noise exposure would be other
than “normally acceptable.”
The project site is located approximately
250 yards north of the train station. The
proposed project is consistent with the
Noise Element of the General Plan in that
the project has been conditioned to
comply with the recommendations of the
noise analysis report (Ldn Consulting, Inc.,
dated September 12, 2017) to ensure that
the proposed building design adequately
attenuates the noise levels for the new
residential condominiums. The windows of
each residential unit will need to be closed
to meet a 45 dB(a) CNEL interior noise
level. Therefore, mechanical ventilation is
required. In addition, the project is
conditioned to comply with the
construction requirements of the
aforementioned noise study.
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B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 4 (Village Master Plan and Design
Manual)
The subject property is located within Land Use District 4 – Residential Support Area of the Village Master
Plan. Pursuant to the Village Master Plan, mixed-use (professional office and residential uses) is a
permitted use. The proposed Live/Work Studio unit is identified as a provisional land use. Provisional
uses are those which are permitted subject to discretionary approval of the appropriate decision-making
authority. Further, provisional uses are approved based upon the ability to make findings.
The proposed amended project entails a request to construct a total of three residential airspace
condominiums, one of which is a Live/Work Studio unit. The Village Master Plan defines Live/Work Studio
units as follows:
A residential structure, generally in loft-type unit, in which one or more of the residents utilize a
portion of the dwelling unit for business purposes involving the creation or assembly of art, craft,
graphic design, photography, or similar hand-crafted products for display and/or sale. On-site
business activities may include in some but not all cases the display and sale of those hand-crafted
goods
The proposed Live/Work Studio Use is compatible with adjacent development in that a mix of land uses
are located in close proximity to the proposed project, including residential, office, and retail uses. As the
“work” area will predominantly be used as a home office or artisan use such as the creation or assembly
of art, crafts, graphic design, photography or similar handcrafted products for display and/or sale, no land
use compatibility issues are anticipated.
Adequate parking is available for tenants and anticipated visitors in that the “work” area of the proposed
unit is anticipated to be used as a home office or artisan use; therefore, very little public traffic is
anticipated. The project is adequately parked pursuant to the residential and professional office parking
requirements. On-street parking is available on State Street and immediately west of the project site on
the State Street alley.
Dwelling units will enjoy a residential environment of comparable quality to other standard units in the
Village in that the “work” area is located at the front of the Live/Work Studio on the ground-floor facing
and oriented toward the street/sidewalk with the main living area positioned behind the “work” area and
divided by a sliding screen and is, therefore, sufficiently separated from the primary residential living area.
In addition, as the “work” area is intended to be utilized as a home office or artisan use, issues related to
noise or other environmental factors are not anticipated.
No variances or standards modifications are being requested for the project. The specific development
standards for new development within Land Use District 4 and the project’s compliance with these
standards are shown in Table 6 below:
TABLE 6 – COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 4
Standard Required/Allowed Proposed Comply
Front Yard Setback 0 feet (first floor)
10 feet average for all floors above
first floor
4’
10’ average minimum for
all floors above first floor
Yes
Side Yard Setback No minimum or maximum
requirement
0’ Yes
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Standard Required/Allowed Proposed Comply
Rear Yard Setback No minimum or maximum
requirement
2’-4” Yes
Building Height 45 feet 45’ Yes
Building Coverage 100% 94% Yes
Open Space 20% (1,960 sq. ft.) 45%
Courtyard – 1,438 sq. ft.
Ground level planters – 425
sq. ft.
Balconies – 2,519 sq. ft.
Total – 4,382 sq. ft.
Yes
Parking Multi-family Dwellings
(outside coastal zone):
• 2 spaces per two-bedrooms or
more.
• 1 space per one-bedroom units.
• For condominiums, at least one
space must be covered.
• Residential development must
provide its parking onsite.
Guest:
No guest parking required for
properties located outside of coastal
zone.
Proposed project:
1, one-bedroom live/work unit.
2, two-bedroom units.
1 space x 1 unit = 1 space
2 spaces x 2 units = 4 spaces
Residential total: 5 spaces
Professional Office:
1 space per 350 sq. ft. of net floor
space.
4,507 sq. ft. ÷ 350 sq. ft. = *13 spaces
*Can be provided onsite or satisfied
via the Village Parking In-Lieu Fee
Program.
Total Spaces Required:
5 + 13 = 18 spaces
5 spaces must be provided onsite for
the residential units.
Residential: 5 spaces
provided in an enclosed, at-
grade garage for the
residential units.
Professional Office: 11
spaces provided in an
enclosed, at-grade garage
for the office units.
The balance of the required
parking, 2 parking spaces,
will be provided through
participation in the Village
Parking In-Lieu Program
previously approved by City
Council. Findings of
support are discussed
below and within Planning
Commission Resolution No.
7285
Yes
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The project site is located outside of the Coastal Zone and in Parking Zone 2 of the Village, which allows
the developer to make an in-lieu fee payment for up to 100 percent of the on-site parking. As a condition
of project approval, the applicant shall be required to enter into an agreement to pay the parking in-lieu
fee prior to the issuance of building permits for the project. In order to participate in the Parking In-Lieu
Fee program, the appropriate decision-maker (Planning Commission) must find that:
1. The proposed project is consistent with the goals and objectives of the Village Master Plan and
Design Manual;
2. The proposed use is consistent with the land use district in which the property is located;
3. Adequate parking is available within the Village to accommodate the project’s parking demands;
and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Justification for the above referenced findings is as follows:
1. The project is consistent with Village Review Master Plan and Design Manual in that the project assists
in satisfying the goals and objectives through the following actions: 1) The mixed-use project
stimulates property improvements and new development in the Village by constructing a new
permitted mixed-use building in an area with a mix of dated buildings and increasing the intensity of
development within the Village; 2) It establishes Carlsbad Village as a quality shopping, working and
living environment by providing new employment opportunities, increasing the number, quality, and
diversity of housing units within the Village; and reinforcing the pedestrian environment within the
Village; and 3) Improves the physical appearance of the Village Area by redeveloping an underutilized
site on State Street with a new attractive building that adheres to the land use regulations and design
guidelines set forth for the area.
2. The proposed use is consistent with the goals and objectives set forth for Land Use District 4 of the
Village Master Plan and Design Manual in that the mixed-use development not only provides mutually
supportive uses in the form of residential and office uses on State Street, but reinforces the pedestrian
orientation desired for the downtown area by providing new residents and employees an opportunity
to walk to local shopping, dining, recreation, and mass transit functions. Furthermore, its close
proximity to mass transit helps to further the goal of providing new economic and residential
development near transportation corridors. The project will contribute to the revitalization of the
Village area in the form of a new building in a residential support area of the Village, new office lease
space, new employment opportunities and new patrons.
3. Adequate parking is available within the Village to accommodate the project's parking demands. A
parking study was recently completed for the Village and Barrio areas and parking occupancies were
observed in the morning (9 A.M.), afternoon (1:00 P.M.), and evening (7:00 P.M.). The highest
occupancy for all public parking lots combined in the Village was 72 percent at 1:00 P.M. in May 2016.
This utilization ratio allows for continued implementation of the parking in-lieu fee program because
it is less than the 85 percent threshold for maximum utilization set by the City Council.
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Based on these findings, it is staff’s recommendation that the proposed project warrants granting
participation in the Parking In-Lieu Fee Program for two parking spaces. If the Planning Commission grants
participation in the Parking In-Lieu Fee Program, the project will satisfy its parking requirement as set
forth in the Village Master Plan.
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Pursuant to the Village Master Plan, village scale and character should be emphasized for all future
development and property improvements to reinforce Carlsbad Village’s uniqueness, enhance its impact
as a shopping and entertainment destination and improve its livability as a mixed-use residential
environment. Ten basic design principles are utilized in the design review process for property
improvements and new construction in the Village. The Planning Commission shall be satisfied that the
applicant has made an honest effort to conform to each of these principles.
TABLE 7 – VILLAGE MASTER PLAN – BASIC DESIGN PRINCIPLES
Design Principle Analysis
1. Development shall have
an overall informal
character.
While the Village Master Plan does not define “informal character,”
the standards in Land Use District 4 include the allowance for a 45-
foot-tall building, a density up to 35 dwelling units per acre, and
limited setbacks, including a zero setback along the side and rear
property lines. The Village Master Plan allows for a mixed-use project
at this location. The surrounding development includes a 44’ tall
residential building on the adjacent property to the south, a one-story
residential building to the north, one-story commercial building to the
east and the North County Transit District parking lot to the west.
Further north on State Street, taller residential buildings have recently
been approved and constructed. Given the existing setting and
development standards, an environment is established which
encourages larger and more intense development. Notwithstanding
the above, to address issues with respect to mass and scale, the
applicant has stepped the second and third floors back from the front
and north property lines as well as the ground floor along State Street
and has added architectural relief in various places throughout the
building to help break up the massing. Further, various colors and
materials are utilized to provide additional architectural interest.
2. Architectural design
shall emphasize variety
and diversity.
The proposed architectural design is characterized as contemporary
and utilizes form, materials and colors to reinforce this theme. The
ground floor of the proposed building incorporates dark wood siding
contrasted by a board-formed concrete landscape planter to enhance
the pedestrian experience along the streetscape. Material changes
and clearly defined offsets are utilized to break up the building mass
consistent with the Village character. Such material changes include
smooth stucco, board-formed concrete, wood siding made of a high
quality wood, and acrylic panels for the balconies. The flat roofs
provide contrast with the pitched roofs on surrounding buildings.
3. Development shall be
small in scale.
Land Use District 4 allows for a building up to 45 feet in height
(exclusive of acceptable architectural projections), 100 percent
building coverage, limited setbacks, and a density up to 35 dwelling
units per acre. These standards do not encourage the design of a
project which is small in scale. The project proposes a density of 27.3
dwelling units per acre, 94 percent building coverage, and a maximum
building height of 45’. It is not feasible to strictly comply with this
guideline given the current development standards. However, the
project’s design, articulation and not developing to the maximum
standards helps improve its compatibility with its surroundings.
AMEND 2017-0016/AMEND 2017-0015 (DEV2016-0031) – TOWN HOUSE
January 17, 2018
Page 12
Design Principle Analysis
4. Intensity of
development shall be
encouraged.
The project is consistent with this principle in that it is developed
pursuant to the existing standards of Land Use District 4 which include
setbacks, building coverage, height and open space.
5. All development shall
have a strong
relationship to the
street.
The contemporary residential architectural style is strongly-related to
the street through the use of both professional office and residential
(Live/Work Studio) on the ground floor and view decks on the upper
floors; this continues the neighboring architectural context and
streetscape to provide pedestrian scale. The project design includes
the use of visually-interesting high quality façade materials such as
wood siding, smooth/sand finish stucco walls, and board-formed
concrete.
6. A strong emphasis shall
be placed on the design
of ground floor facades.
See discussion for #5 above.
7. Buildings shall be
enriched with
architectural features
and details.
See discussion for #2 above.
8. Landscaping shall be an
important component in
the architectural design
Landscaping is proposed along the front on State Street including new
street trees. The development standards allow for minimal setbacks
in District 4, limiting the opportunities for landscaping.
9. Parking shall be visually
subordinated.
The proposed parking is visually subordinate in that all of the parking
spaces are located within a covered parking garage and are not visible
from State Street.
10. Signage No signage is proposed with the project. A separate sign permit will
be required to allow any proposed signage.
In summary, given the surrounding land uses, the existing standards in the Village Master Plan, as well as
the enhanced architectural design, the amended project generally meets the intent of the Village Master
Plan. High intensity development is encouraged through the implementation of the existing standards in
Land Use District 4.
C. Inclusionary Housing
For all residential development less than seven units, the inclusionary housing requirement may be
satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct three (3)
residential condominium units has been conditioned to pay the applicable housing in-lieu fee for three
units prior to the issuance of building permits.
D. Subdivision Ordinance
The proposed project consists of the development of a three story mixed use condominium project.
Specifically, there are five professional office and three residential condominium units proposed. As
conditioned, the design of the amended tentative tract map and the improvements are consistent with
and satisfy the requirements of the General Plan, Village Master Plan, Titles 20 and 21 of the Carlsbad
Municipal Code, and the State Subdivision Map Act. In addition, the design of the subdivision and the
required improvements will not conflict with easements of record or easements established by court
judgment, or acquired by the public at large, for access through or use of property within the proposed
subdivision. All easements have been identified and none are affected by the proposed subdivision.
AMEND 2017-0016/AMEND 2017-0015 (DEV2016-0031) – TOWN HOUSE
January 17, 2018
Page 13
E. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Zone 1
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table 8 below.
TABLE 8 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 7.07 sq. ft. Yes
Library 5.65 sq. ft. Yes
Waste Water Treatment 6.70 EDU Yes
Parks 0.02 acres Yes
Drainage 1.47 CFS Yes
Circulation
Existing: 32 ADT
Proposed: 157 ADT
Net increase: 125 ADT
Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools (Carlsbad)
Elementary = 0.756 student
Middle = 0.244 student
High School = 0.311 student
Yes
Sewer Collection System 1,474 GPD Yes
Water 2,280 GPD Yes
Properties located within the boundaries of the Village Master Plan do not have a Growth Management
Control Point or an allocation for dwelling units. Pursuant to the Village Master Plan, based upon the
gross 0.22 acres on the site, up to seven residential dwelling unit may be built. Therefore, as three
residential dwelling units are proposed, a total of three residential dwelling units are proposed to be
deducted from the city’s Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No.
7285, the allocation from the Excess Dwelling Unit Bank can be supported.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found not to have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant to
Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines.
The project is consistent with the General Plan, the Village Master Plan, and the Zoning Ordinance; the
project site is within the city limits, is less than five acres in size, and is surrounded by urban uses; there
is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of
the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and
the site can be adequately served by all required utilities and public services. In making this
determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA
Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final
project approval.
AMEND 2017-0016/AMEND 2017-0015 (DEV2016-0031) – TOWN HOUSE
January 17, 2018
Page 14
The mixed-use project is not subject to Climate Action Plan measures because the project is below the
screening threshold listed in the city’s Climate Action Plan (Section 5.3).
ATTACHMENTS:
1. Planning Commission Resolution No. 7285
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A” – “J” dated January 17, 2018
S
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BEECH AVWASHING
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TBEECH AVAMEND2017-0016 / AMEND2017-0015
TOWN HOUSE
SITE MAP
SITE
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ATTACHMENT 2
ATTACHMENT 3
"'City of
Carlsbad
DISCLOSURE STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,;
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the ap·plicant and property owner
must be provided below. ·
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Not applicable Corp/Part __ N_o_t _a_pp_l_ic_a_bl_e ______ _
Title____________ Title _____________ _
Address __________ _ Address ____________ _
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person Mark Benjamin
Title Owner
Address P.O. Box 7050
Rancho Santa Fe, CA 92067
Corp/Part ___________ _
Title ______________ _
Address -------------
Page 1 of 2 Revised 07/10
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust________ Non Profit/Trust _________ _
Title Title --------------------------
Address -----------Address ____________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve ( 12)
months?
D Yes I .I I No If yes, please indicate person(s): ___________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
m ----< ~ --.:._ m5 13,,.__· -
Signature of oL tdP Signature of appl1cant1dch7
Mark Benjamin
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P-1(A) Page 2 of 2 Revised 07/10
T0.00
COVER SHEET
IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF AVRPSTUDIOS, INC. AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF AVRPSTUDIOS, INC.11/5/2013 8:31 AMCONSULTANT:
PROJECT NAME:
AVRP PROJECT NO.
SHEET TITLE:
SHEET NUMBER.:
16042.00
DRAWN BY:CHECKED BY:
RP 2016-0001
ELPD
PROGRESS SET 10.28.2016
AGENCY #:
DESCRIPTION:ISSUE DATES:DATE:TOWN HOUSESTAMP:
AMEND2017-0016 / AMEND2017-0015
D.R. RESUBMITTAL 02.02.2017
CT 2016-0002
D.R. RESUBMITTAL 03.10.2017
AMENDED 08.07.2017SUBMITTALAMENDED 09.26.2017RESUBMITTAL
PLANNING REVISIONS 12.05.2017
TOWN HOUSE
SCALE: N.T.S.
PLANNORTH
TOWN HOUSE
2677 STATE STREET
PROPERTY OWNER MARK BENJAMIN
P.O. BOX 7050 RANCHO SANTA FE, CA 92067
DEVELOPER ARCHIPELAGO DEVELOPMENT
P.O. 7050 RANCHO SANTA FE, CA 92067
(858) 699-6272
ARCHITECT AVRP STUDIOS
CONTACT: ED LEONARD, PROJECT MANAGER
703 16TH STREET, SUITE 200
SAN DIEGO, CA 92101
(619) 795-6082
CIVIL ENGINEER SAMPO ENGINEERING
CONTACT: ZAREL LOMELI
171 SAXONY ROAD, SUITE 213
ENCINITAS, CA 92024
(760) 436-0660
LANDSCAPE ARCHITECT GEORGE MERCER ASSOCIATES, INC.
CONTACT: GEORGE MERCER
4730 PALM ABE #210
LA MESA, CA 91941
(619) 463-7876
ADDRESS 2677 STATE STREET
SITE ACREAGE 9,800 S.F. (0.22 ACRES)
APN 203-054-25
LEGAL DESCRIPTION PARCEL 1: ALL OF LOT 6 OF SEASIDE LANDS, ACCORDING TO MAP THEREOF NO. 1722, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921. EXCEPT THE SOUTHERLY
51 FEET, THE NORTHERLY LINE OF SAID SOUTHERLY 51 FEET BEING PARALLEL WITH THE DIVIDING
LINE BETWEEN LOTS 5 AND 6 IN SAID SEASIDE LANDS.
PARCEL 2 : THE SOUTHEASTERLY HALF OF LOT 7 IN SEASIDE LANDS, ACCORDING TO MAP THEREOF
NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921.
COASTAL ZONE NOT APPLICABLE (PER FIGURE 5)
EXISTING ZONE V-R VILLAGE REVIEW ZONE
GENERAL PLAN LAND USE DESIGNATION LAND USE DISTRICT 4 - RESIDENTIAL SUPPORT AREA
EXISTING LAND USE VACANT (FORMER AUTOMOTIVE REPAIR)
PROPOSED LAND USE MIXED-USE WITH MULTI-FAMILY RESIDENTIAL AND PROFESSIONAL OFFICE
NUMBER OF UNITS (2) 2-BEDROOM RESIDENTIAL CONDOMINIUM UNITS
(1) 1-BEDROOM LIVE/WORK RESIDENTIAL CONDOMINIUM UNIT
(5) OFFICE CONDOMINIUM UNIT
(8) UNITS TOTAL
# OF LOTS PROPOSED 1 LOT, (8) UNIT AIR-SPACE CONDOMINIUM SUBDIVISION
PROPOSED DENSITY (3) RESIDENTIAL UNITS
ALLOWABLE DENSITY 35 UNITS/ACRE = (7) RESIDENTIAL UNITS
PROPOSED OFFICE 6,652 S.F GROSS
TOTAL BUILDING COVERAGE 9,186 S.F. (94%)
GROSS FLOOR PLATE S.F.25,760 S.F.
LEVEL 1 8,776 S.F.
LEVEL 2 9,208 S.F.
LEVEL 3 7,776 S.F.
% OF SITE LANDSCAPED 5.3% (520 S.F./9800 S.F.) (INCLUDES PODIUM PLANTER)
PARKING REQUIRED 5 SPACES RESIDENTIAL ( 2 SPACES PER 2 BEDROOM, 1 SPACE PER 1 BEDROOM)
13 SPACES FOR PROFESSIONAL OFFICE (4,507 S.F. NET / 350 = 13 SPACES)
18 TOTAL SPACES REQUIRED
(SEE 'BUILDING AREAS' TABLE FOR OFFICE NET LEASEABLE SF)
PARKING PROVIDED 5 SPACES RESIDENTIAL
11 SPACES PROFESSIONAL OFFICE ON-SITE
16 SPACES PROVIDED
REQUEST 2 PARKING IN-LIEU SPACES FOR OFFICE (ZONE 2, NON-COASTAL)
OPEN SPACE REQUIRED 20% LOT AREA = 1,960 S.F.
OPEN SPACE PROVIDED COURTYARD = 1,438 S.F.
GROUND LEVEL PLANTERS = 425 S.F.
BALCONIES & PATIOS = 2,519 S.F.
TOTAL OPEN SPACE PROVIDED = 4,382 S.F. (45%)
SETBACK REQUIRED NONE AT GRADE LEVEL
10'-0" AVG. SETBACK AT ALL FLOORS ABOVE FIRST FLOOR
SETBACK PROVIDED 16.03' (SEE SETBACK CALCULATIONS)
SECTION 21.53.230 NOT APPLICABLE
STORAGE (CU. FT.)4,170 CU. FT.
A.D.T. GENERATION 125 ADT (Per SANDAG Worksheet), Circulation Impact Analyis Not Required
SEWER DISTRICT CARLSBAD SEWER DISTRICT
WATER DISTRICT CARLSBAD MUNICIPAL WATER DISTRICT
SCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT
CONSTRUCTION TYPE V-B
OCCUPANCY TYPES R-2, S-2, B
NOTE: TYPE V-B BUILDING WILL BE CONSIDERED AS NONSEPRARATED OCCUPANCIES IN
ACCORDANCE WITH SECTION 5-8.3
SHEET #SHEET NAME
T0.00 COVER SHEET
C-1 TENTATIVE MAP & PRELIMINARY GRADING PLAN
L-1 PRELIMINARY LANDSCAPE PLAN
A2.01 LEVEL 1 FLOOR PLAN
A2.02 LEVEL 2 FLOOR PLAN
A2.03 LEVEL 3 FLOOR PLAN
A2.04 ROOF PLAN
A6.00 EXTERIOR ELEVATIONS
A6.01 EXTERIOR ELEVATIONS
A7.00 BUILDING SECTIONS
LEVEL 1 MIXED-USE GROSS LEASEABLE TOTAL NET-LEASEABLE (FOR PARKING CALCULATIONS)
PROFESSIONAL OFFICE 781 781 372
LIVE/WORK (RESIDENTIAL)828 828
SUB-TOTAL 1,609 1,609 372
LEVEL 2 OFFICE GROSS- LEASEABLE PATIO TOTAL NET-LEASEABLE (FOR PARKING CALCULATIONS)
PROFESSIONAL OFFICE 1 1,669 404 2,073 1,168
PROFESSIONAL OFFICE 2 1,211 -1,211 859
PROFESSIONAL OFFICE 3 1,366 -1,366 972
PROFESSIONAL OFFICE 4 1,625 376 2,001 1,136
COURTYARD 1,438 1,438
SUB-TOTAL 5,871 2,218 8,089 4,135
LEVEL 3 RESIDENTIAL LIVEABLE PATIO TOTAL
PENTHOUSE 1 2,117 865 2,982
PENTHOUSE 2 2,655 877 3,532
SUB-TOTAL 4,772 1,742 6,514
TOTAL 12,252 3,960 16,212 4,507
REQUIRED SETBACK AREA PER LEVEL:
PROPERTY WIDTH 76.25'
AVERAGE SETBACK DEPTH 10'
SETBACK AREA REQUIRED 762.5 SF
LEVEL 1
FOR MIXED-USE DEVELOPMENT, NO SETBACK AT GRADE FLOOR
LEVEL 2
SETBACK AREA REQUIRED 762.5 SF
SETBACK AREA PROVIDED 1209 SF
SUB-TOTAL OF EXCESS SETBACK 446.5 SF
LEVEL 3
SETBACK AREA REQUIRED 762.5 SF
SETBACK AREA PROVIDED 1846 SF
SUB-TOTAL OF EXCESS SETBACK 1083.5 SF
TOTAL SETBACK EXCESS 1530 SF
GROUND FLOOR OFFICE
781 SF GROSS
(372 S.F. NET FOR PARKING CALC.)
B OCCUPANCY
1
COMPACT
2
COMPACT
3
COMPACT
7
9
COMPACT
OFFICE
10 11 14 15
STATE STREETALLEY
BACKFLOW
PREVENTER
3425 PADTRASH
AREA 8
VAN ACCES.
RESIDENTIAL
EXIT
CORRIDOR
SIDEWALK
128.00'
⅊⅊⅊PLANTER76.39'EXISTING ADJACENT
BUILDING
PLANTER
SIDEWALKEXISTING ADJACENT
BUILDING
℄℄PLANTER
RESTRM
(8) MAILBOXES &
LOCKERS
RESIDENTIAL
LOBBY
647 SF
12 13
GARAGE
6,465 SF
UGPSSTORAGE 1 - 10' CLG STORAGE 2 - 10' CLG STORAGE 3 - 10' CLG STORAGE 4 - 10' CLG
1,170 CF 1,040 CF 1,080 CF 880 CF
4
COMPACT
5 6
COMPACT
REQ'D
VENTROLL-UP DOORTRANSFORMERAREA
413 SF (NET)
(S-2 OCCUPANCY)
ACCESSIBLE PATH
OF TRAVEL
B
A7.00
BA7.00
AA7.00AA7.00
NO PARKING
ELEC.
PANEL
AREA
16
ACCESSIBLE
OFFICE NO PARKINGOFFICE
OFFICE
LOBBY
DOWNSPOUT
W/ KRISTAR
FILTER, TYP.
DOWN
SPOUT
DS
DS
DS
DSDS
DS
RAISED PLANTERBIKE
STORAGE
BATH
BOARD STORAGE
SWR
BATH
COPY RM
LIVE / WORK
STUDIO
828 SF
SLIDING SCREENW/DSTORAGE
A2.01
LEVEL 1 FLOOR PLAN
IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF AVRPSTUDIOS, INC. AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF AVRPSTUDIOS, INC.11/5/2013 8:31 AMCONSULTANT:
PROJECT NAME:
AVRP PROJECT NO.
SHEET TITLE:
SHEET NUMBER.:
16042.00
DRAWN BY:CHECKED BY:
RP 2016-0001
ELPD
PROGRESS SET 10.28.2016
AGENCY #:
DESCRIPTION:ISSUE DATES:DATE:TOWN HOUSESTAMP:
AMEND2017-0016 / AMEND2017-0015
D.R. RESUBMITTAL 02.02.2017
CT 2016-0002
D.R. RESUBMITTAL 03.10.2017
AMENDED 08.07.2017SUBMITTALAMENDED 09.26.2017RESUBMITTAL
PLANNING REVISIONS 12.05.2017
FLOOR PLAN - GROUND LEVEL
1/8"=1'-0"PLA
N
NO
R
T
H
0 4'8'16'
NET S.F. AREA FOR
PURPOSES OF PARKINGCALCULATIONS
1.ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE TOTHE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL
SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM
SOUND TRANSMISSION CLASSIFICATION (STC) RATING OF 32, ASRECOMMENDED BY THE NOISE ANALYSIS PREPARED BY LDN
CONSULTING, INC. (JANUARY 21, 2017)
2.TREE WELL SIZE AND GRATE MODEL SHALL MATCH EXISTING TREE
WELLS AND GRATES ON STATE STREET TO THE SOUTH ON GRAND
AVE AS APPROVED BY THE PLANNING DIRECTOR.
PROGRESS PRINT DATE
CHANGES
DESIGN
DRAWN
CHECKED
SCALE
PROJECT
SHEET
OF 1 SHEETS
L-1PROJECTCLIENTGEORGE MERCER
RLA 4055
LANDSCAPE ARCHITECTURE
990 SEACOAST DRIVE, STE. 20
IMPERIAL BEACH, CA 91932
(619) 463-7876
GEORGE MERCER ASSOCIATES INC.
GM
GM
IF PLAN IS LESS THAN 24" X 36"
IT IS A REDUCED PRINT.
REDUCE SCALE ACCORDINGLY.ARCHIPELAGO DEVELOPMENT2685 STATE STREETCARLSBAD, CA 92008NORTH
Town House2677 State StreetCarlsbad, CA 9200816-009
1/8"= 1'
9/29/16
PRELIMINARY LANDSCAPE PLAN
LANDSCAPE MAINTENANCE RESPONSIBILITY
WATER CONSERVATION STATEMENT
NOT FOR CONSTRUCTION
PLAN VIEW - GROUND FLOOR.STREET LEVEL
PLAN VIEW - 2nd FLOOR COURTYARD
EXISTING BUILDING 2685 STATE STREET
11/9/16
1/24/17
4th FLOOR PLANTERS (FREESTANDING)
2/1/17
3/9/17
3/10/17
8/1/17STATE STREET0 4 8 12 16 24 32
GRAPHIC SCALE - FEET
MULTI-TRUNKED PHOENIX RECLINATA
SENEGAL DATE PALM
UNDERPLANTED WITH AEONIUM
SUNBURST
EUPHORBIA MILLII 'APACHE RED'
CROWN OF THORNS
WOODWARDIA FIMBRIATA
GIANT CHAIN FERN
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
CAREX PANSA
CALIFORNIA MEADOW SEDGE
PLANTED IN BIOSWALE
CHONDROPETALUM TECTORUM
CAPE RUSH
DIANELLA TASMANICA 'VARIEGATA'
VARIEGATED TASMANIAN FLAX LILY
LARGE CHUNKS OF LOCALLY SOURCED
GRANITE - TAN/GRAY, 3" DIAM.
3" DEPTH
ACER PALMATUM - JAPANESE MAPLE
WATER CONSERVATION STATEMENT:
1. WATER USE IS VERY LIMITED DUE TO LIMITED AREA AVAILABLE FOR LANDSCAPING.
2. NO LAWN IS PROPOSED,
3. IRRIGATION SYSTEMS SHALL BE HIGH EFFICIENCY DRIP TYPE.
4. WATER CONSERVING MULCHES ARE PROPOSED.
5. AUTOMATIC CONTROLLER SHALL BE EQUIPPED WITH A RAIN SHUT-OFF DEVICE
6. MOST PLANTINGS ARE ON NORTH/EAST SIDE OF BUILDING, WITH LIMITED SUN
EXPOSURE, AND THEREFORE LIMITED WATER NEEDS.
7. MAJORITY OF PLANTING IS LOW OR VERY LOW WATER USE.
MAINTENANCE:
LANDSCAPE AREA: (45 SQ. FT.)
TO BE MAINTAINED BY DEVELOPER UNTIL
HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED.
AT THAT TIME, ALL 2nd FLOOR LANDSCAPE SHALL
THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION
MAINTENANCE:
LANDSCAPE AREA: (298 SQ. FT.)
TREE WELLS: (32 SQ. FT.)
TO BE MAINTAINED BY DEVELOPER UNTIL
HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED.
AT THAT TIME, ALL 1st FLOOR LANDSCAPE SHALL
THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION
PROPERTY LINE
PROPERTY LINEPROPERTY LINEPROPERTY LINERIGHT-OF-WAYSIDEWALK
SPECIES/COMMON NAME
ACER PALMATUM
JAPANESE MAPLE
AEONIUM 'SUNBURST'
SUNBURST AEONIUM
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
ALOE BAINSII
TREE ALOE
CAREX PANSA
CALIFORNIA MEADOW SEDGE
CHONDROPETALUM TECTORUM
CAPE RUSH
DIANELLA TASMANICA 'VARIEGATA'
VARIEGATED FLAX LILY
EUPHORBIA MILLII 'APACHE RED'
CROWN OF THORNS
PHOENIX RECLINATA
SENEGAL DATE PAL
WOODWARDIA FIMBRIATA
CHAIN FERN
STREET TREE:
ARCHONTOPHOENIX CUNNINGHAMIANA
KING PALM
AT ALL PLANTED AREAS: MULCH OF LARGE CHUNKS OF LOCALLY SOURCED
GRANITE - TAN/GRAY, 3" DIAM. - 3" DEPTH
MAINTENANCE:
LANDSCAPE AREA: (50 SQ. FT.)
TO BE MAINTAINED BY DEVELOPER UNTIL
HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED.
AT THAT TIME, ALL 4th FLOOR LANDSCAPE SHALL
THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION
4' X 4' CAST
IRON TREE GRATE
ADA COMPLIANT
MWELO NOTE: Landscape area is 425 square feet, falling
below the 500 sq. ft. minimum required for MWELO compliance.
PLANTING LEGEND
SIZE
15 GAL.
1 GAL.
5 GAL.
15 GAL.
1 GAL.
5 GAL.
5 GAL.
1 GAL.
36" BOX
MULTI-TRUNK
5 GAL.
24" BOX MIN.
QUANTITY
1
63
20
1
45
4
10
16
1
3
2
SYMBOL
NORTHWEST CORNER
SOUTHWEST CORNER SOUTHEAST CORNER
ALOE BAINSII
TREE ALOE
B
A7.00
BA7.00
AA7.00AA7.00
A2.02
LEVEL 2 FLOOR PLAN
IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF AVRPSTUDIOS, INC. AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF AVRPSTUDIOS, INC.11/5/2013 8:31 AMCONSULTANT:
PROJECT NAME:
AVRP PROJECT NO.
SHEET TITLE:
SHEET NUMBER.:
16042.00
DRAWN BY:CHECKED BY:
RP 2016-0001
ELPD
PROGRESS SET 10.28.2016
AGENCY #:
DESCRIPTION:ISSUE DATES:DATE:TOWN HOUSESTAMP:
AMEND2017-0016 / AMEND2017-0015
D.R. RESUBMITTAL 02.02.2017
CT 2016-0002
D.R. RESUBMITTAL 03.10.2017
AMENDED 08.07.2017SUBMITTALAMENDED 09.26.2017RESUBMITTAL
PLANNING REVISIONS 12.05.2017
FLOOR PLAN - LEVEL 2
1/8"=1'-0"PLA
N
NO
R
T
H
0 4'8'16'
1.ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE TOTHE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL
SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM
SOUND TRANSMISSION CLASSIFICATION (STC) RATING OF 32, ASRECOMMENDED BY THE NOISE ANALYSIS PREPARED BY LDN
CONSULTING, INC. (JANUARY 21, 2017)
S-03
4-01
4-21
4-10
4-09
4-X
4-T 4-U 4-V 4-W SA-3
Deck BelowSecond Floor
Deck-2
HB
Pantry FRZ
Laundry
DW
Kitchen W
REF
Deck Well-3Mech. Equipt.
Pantry
D
Cabinet
Entry
Powder
Floor Deck BelowOpen to Second
Exterior CorridorCorridorCovered
HB
Below
DN
Elevator
Stair-A 4" F.R.
B
A7.00
BA7.00
AA7.00AA7.00
A2.03
LEVEL 3 FLOOR PLAN
IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF AVRPSTUDIOS, INC. AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF AVRPSTUDIOS, INC.11/5/2013 8:31 AMCONSULTANT:
PROJECT NAME:
AVRP PROJECT NO.
SHEET TITLE:
SHEET NUMBER.:
16042.00
DRAWN BY:CHECKED BY:
RP 2016-0001
ELPD
PROGRESS SET 10.28.2016
AGENCY #:
DESCRIPTION:ISSUE DATES:DATE:TOWN HOUSESTAMP:
AMEND2017-0016 / AMEND2017-0015
D.R. RESUBMITTAL 02.02.2017
CT 2016-0002
D.R. RESUBMITTAL 03.10.2017
AMENDED 08.07.2017SUBMITTALAMENDED 09.26.2017RESUBMITTAL
PLANNING REVISIONS 12.05.2017
FLOOR PLAN - LEVEL 3
1/8"=1'-0"PLA
N
NO
R
T
H
0 4'8'16'
1.ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE TOTHE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL
SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM
SOUND TRANSMISSION CLASSIFICATION (STC) RATING OF 32, AS
RECOMMENDED BY THE NOISE ANALYSIS PREPARED BY LDN
CONSULTING, INC. (JANUARY 21, 2017)
B
A7.00
BA7.00
AA7.00AA7.00
A2.04
ROOF PLAN
IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF AVRPSTUDIOS, INC. AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF AVRPSTUDIOS, INC.11/5/2013 8:31 AMCONSULTANT:
PROJECT NAME:
AVRP PROJECT NO.
SHEET TITLE:
SHEET NUMBER.:
16042.00
DRAWN BY:CHECKED BY:
RP 2016-0001
ELPD
PROGRESS SET 10.28.2016
AGENCY #:
DESCRIPTION:ISSUE DATES:DATE:TOWN HOUSESTAMP:
AMEND2017-0016 / AMEND2017-0015
D.R. RESUBMITTAL 02.02.2017
CT 2016-0002
D.R. RESUBMITTAL 03.10.2017
AMENDED 08.07.2017SUBMITTALAMENDED 09.26.2017RESUBMITTAL
PLANNING REVISIONS 12.05.2017
PLA
N
NO
R
T
H
0 4'8'16'ROOF PLAN
1/8"=1'-0"
A6.00
EXTERIOR ELEVATIONS
IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF AVRPSTUDIOS, INC. AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF AVRPSTUDIOS, INC.11/5/2013 8:31 AMCONSULTANT:
PROJECT NAME:
AVRP PROJECT NO.
SHEET TITLE:
SHEET NUMBER.:
16042.00
DRAWN BY:CHECKED BY:
RP 2016-0001
ELPD
PROGRESS SET 10.28.2016
AGENCY #:
DESCRIPTION:ISSUE DATES:DATE:TOWN HOUSESTAMP:
AMEND2017-0016 / AMEND2017-0015
D.R. RESUBMITTAL 02.02.2017
CT 2016-0002
D.R. RESUBMITTAL 03.10.2017
AMENDED 08.07.2017SUBMITTALAMENDED 09.26.2017RESUBMITTAL
PLANNING REVISIONS 12.05.2017
0 4'8'16'EAST ELEVATION (STATE ST.)
1/8"=1'-0"
0 4'8'16'WEST ELEVATION
1/8"=1'-0"
1
2
⅊⅊
⅊⅊
ADJACENT
BUILDING
ADJACENT
BUILDING
01 BOARDFORMED CONCRETE
KEYNOTES:
02 SMOOTH STUCCO FINISH
03 SAND FINISH STUCCO
04 CONTROL JOINT
05 WOOD SIDING HORIZONTAL
06 WOOD SIDING DIAGONAL
07 METAL FASCIA
08 METAL COPING
09 METAL PLANTER
10 ACRYLIC PANEL
11 RAISED PLANTER BOX
02 09 16
06
18 16 18
ALLOWABLE HT LIMIT
PROJECTION (PARAPET)
PER 21.04.065.1.A, TYP.20
12
0708 18 05 08
01 13 06 10
12 LOUVERED SCREEN DOOR
02
07
ADJACENT
BUILDING
190510
10
05
ADJACENT
BUILDING
13 GARAGE DOOR
14 DOWNSPOUT
15 CMU WALL
05
16 AWNING
17 COLUMN
18 GLAZING
19 CERAMIC TILE
20 WOOD RAFTERS
21 DOOR
16
07
08 18 07 20 02
02
04
08
0101010106
09
04
16 18
07
18
10
07
04
18
09
21
09
22 CMU WALL AT
PROPERTY LINE
23 SMOOTH STUCCO FINISH AT
EXPOSED CMU LOCATIONS
ALLOWABLE HT LIMIT
PROJECTION (PARAPET)
PER 21.04.065.1.A, TYP.
A6.01
EXTERIOR ELEVATIONS
IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF AVRPSTUDIOS, INC. AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF AVRPSTUDIOS, INC.11/5/2013 8:31 AMCONSULTANT:
PROJECT NAME:
AVRP PROJECT NO.
SHEET TITLE:
SHEET NUMBER.:
16042.00
DRAWN BY:CHECKED BY:
RP 2016-0001
ELPD
PROGRESS SET 10.28.2016
AGENCY #:
DESCRIPTION:ISSUE DATES:DATE:TOWN HOUSESTAMP:
AMEND2017-0016 / AMEND2017-0015
D.R. RESUBMITTAL 02.02.2017
CT 2016-0002
D.R. RESUBMITTAL 03.10.2017
AMENDED 08.07.2017SUBMITTALAMENDED 09.26.2017RESUBMITTAL
PLANNING REVISIONS 12.05.2017
0 4'8'16'NORTH ELEVATION
1/8"=1'-0"
0 4'8'16'SOUTH ELEVATION
1/8"=1'-0"
3
4
⅊⅊
⅊⅊
KEYNOTES:
18 20
09
01 01 04 02
ALLOWABLE HT LIMIT
PROJECTION (PARAPET)
PER 21.04.065.1.A, TYP.
23
10
18
22
17
ALLEY
0208
04
18
STATE ST.
STATE ST.ALLEY
01 BOARDFORMED CONCRETE
02 SMOOTH STUCCO FINISH
03 SAND FINISH STUCCO
04 CONTROL JOINT
05 WOOD SIDING HORIZONTAL
06 WOOD SIDING DIAGONAL
07 METAL FASCIA
08 METAL COPING
09 METAL PLANTER
10 ACRYLIC PANEL
11 RAISED PLANTER BOX
12 LOUVERED SCREEN DOOR
13 GARAGE DOOR
14 DOWNSPOUT
15 CMU WALL
16 AWNING
17 COLUMN
18 GLAZING
19 CERAMIC TILE
20 WOOD RAFTERS
21 DOOR
06 10 07 07
10
07
06
16
08 20 23 18 020408
22 CMU WALL AT
PROPERTY LINE
23 SMOOTH STUCCO FINISH AT
EXPOSED CMU LOCATIONS
05
02
ALLOWABLE HT LIMIT
PROJECTION (PARAPET)
PER 21.04.065.1.A, TYP.
B
A7.00
ALLOWABLE HT LIMIT
PROJECTION (PARAPET) PER
21.04.065.1.A, TYP.
A7.00
BUILDING SECTIONS
IDEAS, DESIGN ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND ARE THE PROPERTY OF AVRPSTUDIOS, INC. AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON, AND IN CONNECTION WITH, THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF AVRPSTUDIOS, INC.11/5/2013 8:31 AMCONSULTANT:
PROJECT NAME:
AVRP PROJECT NO.
SHEET TITLE:
SHEET NUMBER.:
16042.00
DRAWN BY:CHECKED BY:
RP 2016-0001
ELPD
PROGRESS SET 10.28.2016
AGENCY #:
DESCRIPTION:ISSUE DATES:DATE:TOWN HOUSESTAMP:
AMEND2017-0016 / AMEND2017-0015
D.R. RESUBMITTAL 02.02.2017
CT 2016-0002
D.R. RESUBMITTAL 03.10.2017
AMENDED 08.07.2017SUBMITTALAMENDED 09.26.2017RESUBMITTAL
PLANNING REVISIONS 12.05.2017
0 4'8'16'BUILDING SECTION
1/8"=1'-0"A
0 4'8'16'BUILDING SECTION
1/8"=1'-0"B